Bredfield, Nr Woodbridge, Suffolk

Planning permission was granted at Appeal on 16th January 2024 for the erection of five detached houses with a new shared access, on a site that extends to approximately 1.25 acres (0.5 hectares) in all in the popular rural village of Bredfield, just to the north of Woodbridge.

Location
The site is set along The Street in the centre of the village, adjacent to the village hall and bowling green. The village benefits from a community run village shop and well supported village hall. Bredfield is only three miles from the historic market town of Woodbridge, which is situated on the banks of the River Deben and provides an excellent array of facilities including shops, boutiques, restaurants, a swimming pool, theatre and cinema, doctors' surgery and railway station. Trains from the station connect to Ipswich with some direct trains through to London's Liverpool Street station. There are several sailing clubs and marinas in the town, and various golf courses within a few miles. Woodbridge also has excellent schooling in both the state and private sector. The County town of Ipswich lies about 10 miles to the south-west and other areas of the Heritage Coast are within easy reach with the popular centres including Orford, Aldeburgh, Thorpeness and Southwold.

Directions
Proceeding in a northly direction along the A12, bypass the town of Woodbridge. After approximately half a mile turn left where signposted to Bredfield and Debach. After approximately one mile turn right at the pump and continue towards the centre of the village. The site will be found immediately after the village hall on the right hand side.

For those using the What3Words app: ///firebird.seaside.enacted

Description
Planning permission was granted at Appeal on 16th January 2024 for the erection of five dwellings with associated parking and vehicular access - Appeal reference APP/X3540/W/23/3317919.

The development provides for a scheme of five detached dwellings comprising one 3 bedroom bungalow, two 3 bedroom houses and two 4 bedroom houses on a site that extends to approximately 1.25 acres (0.5 hectares). A schedule of the proposed accommodation, together with extracts of the consented plans, are included within these sales particulars.

Plot
Number    Description                                    SQ FT    SQM
1               3 bedroom detached bungalow    1012       94
2               3 bedroom detached house          1274      118
3               4 bedroom detached house          1561      145
4               4 bedroom detached house          1539      143
5               3 bedroom detached house          1270      118
TOTAL    6656     618 

Each of the properties have been designed in a contemporary fashion with a mixture of brick and vertical boarding elevations set beneath natural slate roofs and with aluminium anthracite grey framed windows and doors. The properties will be accessed from a new, shared entrance, that will serve a shared driveway arrangement. Each of the plots will enjoy extremely generous east facing rear gardens, that will back onto open agricultural land with stunning, uninterrupted views across the gently undulating countryside.

CIL
The planning permission is subject to the local planning authority’s Community Infrastructure Levy (CIL) and a CIL Liability Notice was subsequently issued following the grant of planning permission at Appeal confirming that the amount of CIL payable was £237,740.78 - Reference LN00006551  - although we understand that this amount is subject to indexation. Any detailed enquiries relating to CIL should be referred to the local planning authority, East Suffolk Council - or .

Proposed Terms of Sale
The extent of the site being offered for sale is as per the indicative plan included within these sale particulars with the area to be sold edged red.

The vendors will also include an obligation within the sale contract for the purchaser to fence the boundaries marked A-B-C to a minimum standard of post and two rail design to include rabbit proof fencing.

A 7m wide field access to the north of the site is to be retained to serve the agricultural land to the east.

A covenant will be included within the sale contract limiting the development to no more than five dwellings.

It should be noted that land drains currently cross the site, but these can be removed by the developer during the course of construction.

Suitable easements will be put in place for the purchaser to remove the overhead electricity cable and re-route the underground, which will be partly within the retained land. If required, an easement for drainage rights into the ditch line to the north of the site will also be provided.

An area of additional land is available by separate negotiation. This is indicatively edged blue on the proposed site plan and extends to approximately half an acre. This is available for £25,000, subject to contract. If this additional land is required the same fencing obligations will be applied.

Services
We understand that a mains electricity supply is located overhead and that mains water and drainage are located in the public highway. We also understand a mains gas supply is available in the village too. Nevertheless,  prospective purchasers will need to satisfy themselves with regard to the location and capacity of any services.

The high voltage overhead electricity supply that currently crosses the site is to be removed and relocated underground. The vendors have obtained a quotation for those works from UK Power Networks. The date of the quotation was 29th September 2025 and the price, excluding VAT, was £94,200.58 on the basis that UKPN carries out both the contestable and non-contestable works required. A copy of the quotation is available on request. As this quotation is now over 6 months old, the vendors have requested an updated quote from UKPN.

Architects
Nicholas Jacob Architects, The Christies, 5 Wherry Quay, Ipswich IP4 1AS; Tel: ; Email:

Local Authority
East Suffolk Council; East Suffolk House, Station Road, Melton, Woodbridge, Suffolk IP12 1RT; Tel:  

Viewing
By prior appointment with the selling agents and thereafter with particulars in hand.

NOTES
1. Every care has been taken with the preparation of these particulars, but complete accuracy cannot be guaranteed. If there is any point, which  is of particular importance to you, please obtain professional confirmation. Alternatively, we will be pleased to check the information for you. These Particulars do not constitute a contract or part of a contract. All measurements quoted are approximate. The Fixtures, Fittings & Appliances have not been tested and therefore no guarantee can be given that they are in working order. Photographs are reproduced for general information and it cannot be inferred that any item shown is included. No guarantee can be given that any planning permission or listed building consent or building regulations have been applied for or approved. The agents have not been made aware of any covenants or restrictions that may impact the property, unless stated otherwise. Any site plans used in the particulars are indicative only and buyers should rely on the Land Registry/transfer plan.

2. The Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017 require all Estate Agents to obtain sellers’ and buyers’ identity.

3. The site comprises two separate Title numbers. The entirety of the Title numbers will be sold, although part of the land is likely to fall outside the red line planning area.

4. The additional land that is available by separate negotiation will be sold as agricultural land. It if it to be incorporated within the gardens of the proposed development, then planning permission is likely to be required.

June 2026